Wandsworth Local Plan Employment and Industry Document Proposed submission version March 2017 Local Plan - Employment and Industry Document - proposed submission version - March 2017 Local Plan - Employment and Industry Document 1 Introduction 3 1.1 History of employment and industry in Wandsworth 3 1.2 Current picture 3 1.3 Nine Elms office market 5 1.4 Future demand and supply 6 1.5 Balance of supply and demand 7 1.6 Work programme 11 1.7 National planning policy framework & planning practice guidance 12 1.8 London plan 14 1.9 Relationship to the adopted local plan 15 1.10 Wandsworth spatial vision and strategic objectives 16 1.11 Wandsworth’s economic geography 17 2 Policies 21 2.1 Strategic approach to encouraging sustainable economic growth 21 2.2 Meeting demand for new employment floorspace 22 2.3 Protecting employment land and premises 27 2.4 Affordable, flexible and managed workplaces 34 2.5 Requirements for new employment development 38 2.6 Managing land for industry and distribution 40 2.7 Redundancy of employment premises 42 2.8 Waste 44 2.9 Protected wharves 48 3 Area spatial strategy for Wandle delta 49 4 Site allocations 56 5 Glossary 105 Local Plan - Employment and Industry Document - proposed submission version - March 2017 Policies Policy EI 1 Encouraging sustainable economic growth 21 Policy EI 2 Locations for new employment floorspace 25 Policy EI 3 Protected employment land and premises 32 Policy EI 4 Affordable, flexible and managed workplaces 38 Policy EI 5 Requirements for new employment development 39 Policy EI 6 Managing land for industry and distribution 41 Policy EI 7 Redundancy of employment premises 43 Policy EI 8 Waste 46 Policy EI 9 Protected wharves 48 Site Allocations Causeway Island including land to the east, SW18 56 Hunts Trucks, adjoining sites including Gasholder, Armoury Way, SW18 59 Keltbray Site, Wentworth House & adjacent land at Dormay Street, SW18 62 Frogmore Depot, SW18 64 Panorama Antennas, SW18 67 Ferrier Street, SW18 69 92 Putney Bridge Road (HSS Hire), SW18 71 Wandsworth Riverside Quarter, Point Pleasant, SW18 73 9, 11 and 19 Osiers Road, SW18 76 Linton Fuels site, Osiers Road, SW18 78 Feather’s Wharf, The Causeway, SW18 80 Land at the Causeway, SW18 82 Cory Environmental Materials Recycling Facility, Smugglers Way, SW18 84 Western Riverside Waste Transfer Station, SW18 86 Homebase, Swandon Way, SW18 87 B&Q, Smugglers Way, SW18 89 McDonalds, Swandon Way, SW18 91 Mercedes Benz and Bemco, Bridgend Road, SW18 93 Wandsworth Bridge Roundabout, SW18 95 Wandsworth Bus Garage, Jews Row, SW18 97 Pier Wharf, SW18 99 Chelsea Cars and KwikFit, Armoury Way, SW18 101 Riverside Business Centre and former Bingo Hall, Bendon Valley, SW18 103 Local Plan - Employment and Industry Document - proposed submission version - March 2017 1 Introduction 1.1 This document sets out the policies and site allocations relating to planning for employment and industry in the borough of Wandsworth. This is the proposed submission version of the document. It is a Development Plan Document, which forms part of Wandsworth’s Local Plan alongside the Core Strategy, Development Management Policies Document (DMPD) and Site Specific Allocations Document (SSAD). It will guide development in the borough over the next 15 years and will be used to inform decisions on planning applications. 1.1 History of employment and industry in Wandsworth 1.2 The borough of Wandsworth has a rich industrial history, with brewing, flour milling and craft industries developing in the late 17th and early 18th centuries along the Wandle valley and Thames riverfront. The industrial revolution and the arrival of the railways left their mark on the borough, with substantial railway infrastructure and heavy industries being developed throughout the 19th and into the 20th centuries. The majority of the borough’s industrial buildings were constructed close to the Thames or along the Wandle valley, and this has provided a valuable reservoir of industrial land that continues to support local industry and contribute to London’s economy, as well as – in recent decades – providing opportunities to redevelop redundant brownfield land for housing and other economic uses. 1.3 Large-scale offices in Putney and, to a lesser extent, Wandsworth town centres were developed in the 1960s, with many of these sites having been redeveloped in recent years for a mix of uses as the premises have become redundant and office densities have increased. Purpose-built offices for smaller firms were also developed in recent years, replacing some of the heavier industry in sites along the Thames and taking advantage of the borough’s road connections on the main arterial routes into central London. In the borough’s town centres many older buildings had upper floors converted to office use. Many of these smaller offices remain, providing space for a wide range of small and medium-sized enterprises (SMEs) which make up the vast proportion of businesses in the borough. In recent years with the introduction of permitted development, some offices in town centres and other good locations have been converted to residential use. 1.2 Current picture Industrial Uses 1.4 Currently 141.9 hectares of land is in industrial use in the borough.(1) This is made up of 78.9 hectares of land used for core industrial uses, which covers use classes B1c, B2 and B8. The remainder is used for wider industrial uses, which includes wholesale markets, waste management, utilities and land for transport. This land houses some 360,800 sq ms of industrial floorspace. Rental values for industrial floorspace have increased significantly 1 Figures in this section are taken from AECOM’s Employment Land and Premises Study (ELPS), July 2016 3 Local Plan - Employment and Industry Document - proposed submission version - March 2017 in recent years, from £129/sqm in 2009 to £203/sqm (£19/sq ft) in 2016, a 57% increase. There is also very low vacancy(2) and availability(3) rates, with just 5,900 sq ms (1.6%) of vacant industrial floorspace and 6,500 sq ms (1.8%) available floorspace. Office Uses 1.5 The borough has 400,600 sq ms of office floorspace. 10,400 sq ms (2.6%) of this is currently vacant, with a further 71,600 sq ms (17.8%) of available floorspace. Office floorspace has increased from an average of £214/sqm in 2007 to £318/sqm (£30/sqft) in 2016 – the equivalent of a 49% increase. Size of Businesses 1.6 Wandsworth’s businesses are overwhelmingly SMEs, and significantly a high proportion are micro businesses that employ fewer than 10 people. The small firm economy of the borough has been a key aspect of the local economy for many years, with similar findings about the employment size of businesses in previous employment land studies. The percentage of micro-sized firms is notably above the figure for London as a whole. Table 1 Size of businesses in Wandsworth (2016) Employment Size Number of % of total – % of total – Businesses Wandsworth London 1 to 9 (Micro) 14,755 93.2 90.1 10 to 49 (Small) 895 5.7 8 50 to 249 (Medium) 135 0.9 1.5 250 + (Large) 40 0.3 0.4 Total 15,825 100.0 100.0 Broader Economy 1.7 This document focusses primarily on those uses that fall within Part B of The Town and Country Planning (Use Classes) Order 1987 (as amended) – in other words offices, research and development premises, light and general industry, and places used for storage and distribution. It also covers some other uses that don’t fall within any of the use classes (referred to as sui generis), mainly those that have an industrial character. This document refers to this set of uses as either ‘economic uses’ or ‘employment uses’ (the two terms are used interchangeably). 2 Vacant premises are those that are unoccupied. 3 Available premises are those that are being marketed as available, whether occupied, vacant or available at a future date. 4 Local Plan - Employment and Industry Document - proposed submission version - March 2017 1.8 The borough’s economy, however, is much broader than just industrial and office uses. Large institutions and community facilities play a significant role in providing local employment, with schools, universities, major hospitals and Wandsworth Prison all being substantial employers in the borough. There are five existing town centres and nine local centres in the borough, as well as numerous local parades and individual premises, which are home to a broad mix of commercial activity including shops, restaurants, pubs, cultural centres and leisure facilities that all provide employment and make a major contribution to the local economy. Planning for these various uses is not directly affected by this document but is addressed as appropriate in the relevant section of the Core Strategy, DMPD and SSAD. 1.3 Nine Elms office market 1.9 In planning for the provision of offices in the borough, a distinction needs to be made between the office floorspace that will be developed in the Nine Elms area and the rest of the borough. Nine Elms forms part of the Vauxhall, Nine Elms, Battersea (VNEB) Opportunity Area and an extension to the Central Activities Zone (CAZ) in the London Plan covers the Nine Elms area. The VNEB Opportunity Area Planning Framework sets out the spatial strategy for the area, supported by the relevant policies in the adopted Local Plan, and these documents and the London Plan identify a potential capacity for the whole Opportunity Area(4) to provide some 25,000 new jobs, with 20,000 of these in the Wandsworth part of the area. Major applications for development of offices have been approved at Battersea Power Station, where a new town centre will be created, as well as the Embassy Gardens and Nine Elms Parkside sites.